|
CITY OF VANCOUVER ADMINISTRATIVE REPORT |
Date: |
June 22, 2004 | |
Author: |
Hugh McLean | |
Phone No.: |
7056 | |
RTS No.: |
4257 | |
CC File No.: |
1401-71 | |
Meeting Date: |
July 22, 2004 |
TO: |
Vancouver City Council |
FROM: |
Director of Current Planning |
SUBJECT: |
Heritage Revitalization Agreement and Designation - 995 Bute Street |
RECOMMENDATION
A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement for the site at 995 Bute Street to secure the rehabilitation of the Rand House and to vary the RM-5B District Schedule of the Zoning and Development By-law to permit a floor space ratio increase from 1.0 (conditionally permitted 1.5) to 2.03; a site coverage increase from 50% to 72%; front, rear and side yards variance; and elimination of the building envelope requirement, as indicated under Development Application DE408214.
B. THAT the Rand House, listed in the "B" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
C. THAT Council instruct the Director of Legal Services to bring forward for enactment a by-law to authorize the Heritage Revitalization Agreement and a by-law to designate the heritage building.
GENERAL MANAGER'S COMMENTS
The Director of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
Heritage Policies and Guidelines.
PURPOSE
This report seeks Council approval to designate and enter into a Heritage Revitalization Agreement (HRA) with the owners to secure the conservation and protection of the Rand House at 995 Bute Street.
BACKGROUND AND SUMMARY
The site is located in the West End and zoned RM-5B (Site Map, Appendix A). The subject residential building occupies most of the site. The owners have submitted Development Application DE408214 to rehabilitate the house. In order to make the project viable, they are seeking variances to allow the reconfiguration of floor area that is currently non-conforming, as well as to vary site coverage and front, rear and side yards.
DISCUSSION
Heritage Value: The Rand House at 995 Bute Street was built at the north-west corner of Bute and Nelson Streets in 1896 and is one of the oldest remaining houses in the West End. The property was later subdivided, with three houses built to the north along Bute Street which form a grouping of four heritage buildings between Barclay and Nelson Streets. The property immediately to the north is also protected by heritage designation. The Rand House is B-listed on the Vancouver Heritage Register. It also has historical association with W.J. Trythall, the founder of one of the city's first printing companies, and Edward Rand, after whom the house is named. Rand, a pioneer in real estate, founded Rand Brothers in 1888, which continues to operate today as Rand & Fowler Insurance.
Revitalization Program: The development application proposal is to retain and move the heritage house slightly forward to eliminate encroachments on neighbouring properties. The raised roof line, which was part of a conversion to a rooming house in the 1920s that severely altered the character of the house, will be lowered to its original height. As a result, some floor area in what is now the third floor attic will be lost. To compensate for this, the house will be raised slightly to allow for a new foundation and creation of two residential units in the lower level. The overall height of the house will not be increased. The stucco cladding will be removed. The corner turret and the wrap-around porch, two of the key design elements of the house, will be restored to their original appearance.
Compatibility with Community Planning Objectives: The intent of the RM-5B District Schedule is to permit a variety of residential developments, compatible with neighbouring development and streetscape character. The site is bounded to the west by an older low-rise apartment block and to the north by a designated heritage house: each is built either to or beyond its maximum potential, as is the subject site. Rehabilitating the heritage house as proposed meets the intent of the zoning by restoring the streetscape character.
Economic Viability: The Heritage Revitalization Agreement provides assurance to the owners that if the house is destroyed, it can be re-built to the floor area specified in the Agreement. The owners, through this Agreement, acknowledge that the project is both financially viable and the assurance that it can be re-built makes it insurable to its full existing value. The owners have waived their right to further compensation.
Zoning Variances: The variances to the RM-5B District Schedule that will be addressed through the Heritage Revitalization Agreement are as follows:
Regulation |
Permitted or Required /
|
Existing |
Proposed |
FSR |
1.0 (2,347 sq.ft) /
|
1.93 (4,530 sq.ft.) |
2.03 (4,770.2 sq.ft.) |
Site Coverage |
50% (1,174 sq.ft.) |
55.4 % (1,315 sq.ft.) |
72% (1,691 sq.ft.) |
Front Yard |
12.14 ft. (3.7 m) |
7.66 ft. (2.33 m) |
0 ft. |
Side Yard (SW) |
9.84 ft. (3.0 m) |
7.15 ft. (2.18 m) |
0 ft. |
Side Yard (NE) |
6.89 ft. (2.1 m) |
0 ft. * |
0 ft. |
Rear Yard |
6.89 ft. (2.1 m) |
0.26 ft. (0.08 m) |
0 ft. |
Building Envelope |
Limitation of height in relation to roof peak at perimeter of property (facing street or lane) |
Extends beyond what is permitted |
Eliminate envelope requirement |
* Encroaches slightly into neighbouring property; proposal is to remove encroachment
The house itself will not extend to the actual perimeter of the property; however, to accommodate the necessary exterior stairs, retaining walls and window wells, the front, side and rear yards are proposed to be varied to this line. Also, as a result of the existing non-conforming footprint of the house, the building extends beyond the maximum envelope that limits height around the perimeter of the property; however, the peak height is less than the maximum permitted.
The Director of Planning may relax parking requirements in the event of hardship caused by heritage retention. In this case, parking has never been provided on site, and as such the Director is prepared to waive the requirement for four parking spaces.
Notification: As part of the development application review process, a sign was placed on the site and 215 surrounding property owners were notified. All 13 responses have expressed support for the proposal.
The Director of Legal Services has prepared the necessary legal agreements and the notification requirements, as specified in the Vancouver Charter, have been met.
Comments of the Vancouver Heritage Commission: On February 2, 2004 the Heritage Commission reviewed and supported the development application subject to minor design changes that will be addressed in the conditions of development application approval.
CONCLUSION
The Rand House at 995 Bute Street is an example of some of the earliest development of the West End as a single family residential area. Its retention and exterior rehabilitation, combined with conversion to four units, is compatible with the intent of the RM-5B District Schedule. The retention of existing non-conforming floor area, redistributed as a result of the renovation and restoration, is considered full and fair compensation by the owner for the hardship of conservation and in exchange for heritage protection. Therefore, staff recommends that Council support the requisite Heritage Revitalization Agreement and designate the Rand House as Protected Heritage Property.
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APPENDIX A
Site Map
